61958 Ticonderoga Dr · South Lyon, MI 48178

$156,000

2 bd · 2.0 ba · 1,900 sqft · Condo · 49 Days on market

Built 1987 $82/sqft · at area comps Est $162k · at est. $475/mo HOA · 21% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.1/30.0
• 1% rule +9.2/10.0
• ARV discount +9.0/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

Key facts

• New front porch
• Gourmet sink
• Limestone backsplash

Tags

• NEW FRONT PORCH
• GOURMET SINK
• GRANITE COUNTERTOPS
• LIMESTONE BACKSPLASH
• OAK RAILING
• DESIGNER WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $156k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.6% in South Lyon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#46 in MI, #953 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 350 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,320 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 5.9

CMA / ARV

• ARV (median comp): $161,541
• List price: $156,000
• Delta: -3.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,791
• Equity at exit: $23,260

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,675
• Equity at exit: $13,488

Cash invested: $43,680 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48178

• Active inventory: 350
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,340/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$475
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $128

Break-even live

Break-even rent $2,050

Max offer price $156,000

Occupancy floor 89%

Sensitivity live

Price	-10% $235	-5% $181	+0% $128	+5% $74	+10% $20
Rent	-10% $-47	-5% $40	+0% $128	+5% $215	+10% $302
Rate	-1.0pp $206	-0.5pp $167	base $128	+0.5pp $87	+1.0pp $46

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
663 Jamie Vis South Lyon, MI	3.0	2.5	1560	$2,749	$1.76	0d	1	0.19mi
671 E Crest Ln South Lyon, MI	3.0	1.5	1589	$2,250	$1.42	18d	1	0.36mi
13404 Sequoia Ln South Lyon, MI	3.0	2.0	2600	$3,700	$1.42	26d	1	1.24mi
200 Brookwood Dr South Lyon, MI	2.0	2.0	1193	$1,672	$1.40	5d	3	1.27mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-16
   days on market $156,000 Active 49 DOM
2. 2026-06-15
   days on market $156,000 Active 48 DOM
3. 2026-06-13
   days on market $156,000 Active 46 DOM
4. 2026-06-13
   days on market $156,000 Active 45 DOM
5. 2026-06-09
   days on market $156,000 Active 42 DOM
6. 2026-06-08
   days on market $156,000 Active 41 DOM
7. 2026-06-07
   days on market $156,000 Active 40 DOM
8. 2026-06-04
   days on market $156,000 Active 37 DOM
9. 2026-06-03
   days on market $156,000 Active 36 DOM
10. 2026-06-02
    days on market $156,000 Active 35 DOM
11. 2026-06-01
    days on market $156,000 Active 34 DOM
12. 2026-05-31
    days on market $156,000 Active 33 DOM
13. 2026-05-01
    status Active 1214-char remark

    Show marketing remark (1214 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

14. 2026-05-01
    status Active 1221-char remark

    Show marketing remark (1214 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

15. 2026-05-01
    historical 1214-char remark

    Show marketing remark (1214 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

16. 2026-04-03
    price $156,000 1214-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

17. 2026-04-03
    price $156,000 1221-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

18. 2026-03-09
    status Active 1221-char remark

    Show marketing remark (1214 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

19. 2026-03-09
    status Active 1214-char remark

    Show marketing remark (1214 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

20. 2026-03-06
    status Pending 1214-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

21. 2026-03-06
    status Pending 1221-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

22. 2026-03-06
    historical 1221-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

23. 2026-03-01
    listed $164,000 Active 1214-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

24. 2026-03-01
    listed $164,000 Active 1221-char remark

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

25. 2026-03-01
    historical

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

26. 2026-03-01
    historical

    Show marketing remark (1221 chars)

    61958-3 Ticonderoga South Lyon MI. Nice 2 Bedroom 2 Full Bath Condo 55 New front porch in railing and deck, Landscaping, New Craftsman style door, All new light fixtures All new door hardware, Chef's Delight kitchen with Gourmet sink, Granite Countertops Limestone backsplash, white appliances, vinyl plank floors, Oak Railing at stairway, New bath with designer walk-in shower, New toilet, Granite sink and faucet, Wainscot wall covering, New vanity lights Mirrored extra wide medicine cabinet, Newly carpeted bedrooms, 4 season sunroom with fireplace Exterior deck, Vinyl plank steps, Vinyl plank family room, Finished lower level, Large sized third bedroom, Newer washer and dryer, Water softener, Own boiler and water heater 3 piece lower bathroom, freshly painted, Vertical blinds + Open Floor Plan , Kitchen with all Appliances and Skylight. 2 Bedrooms on Main Floor. Finished Lower Level Offers bonus room with closet/ Office. Plenty of Storage . Private Courtyard In Front Florida and deck in the back. Immediate Occupancy. Association fee includes Water, Roofs, Outside Maintenanne, Pool , Clubhouse, Furnace, Hotwater Heater. Walk to Town, Senior Center and Bike Paths /Walking Trails. Don't Miss Out !!!

27. 2025-12-06
    price $164,000
28. 2025-12-05
    price $164,000
29. 2025-10-09
    listed $174,900 Active
30. 2025-10-08
    listed $174,900 Active
31. 2025-10-08
    historical
32. 2025-10-08
    historical
33. 2025-09-04
    status Active
34. 2025-09-04
    status Active
35. 2025-09-04
    price $179,000
36. 2025-09-04
    historical
37. 2025-09-04
    historical
38. 2025-09-04
    price $179,000
39. 2025-09-03
    listed $129,000 Active
40. 2025-09-02
    listed $129,000 Active
41. 2007-08-31
    historical
42. 2006-11-10
    listed $88,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,538
• − Mortgage interest: −$8,738
• − Property taxes: −$2,340
• − Insurance: −$1,577
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$5,700
• − Depreciation: −$4,538
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,675/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — South Lyon

• Score: 83/100
• State rank: #46
• US rank: #953

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lyon, MI
• County: Oakland County · 1,009,092 people
• City population: 37,789
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 141.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -251.96%
• Current HPI: 197.5122
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+75.5% since first listed

30 events — show timeline

• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Price Changed $156,000 MiRealSource-MiMLS
• 2026-04-03 Price Changed $156,000 REALCOMP
• 2026-03-09 Relisted — REALCOMP
• 2026-03-09 Relisted — MiRealSource-MiMLS
• 2026-03-06 Pending — MiRealSource-MiMLS
• 2026-03-06 Pending — REALCOMP
• 2026-03-06 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listed $164,000 REALCOMP
• 2026-03-01 Listed $164,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-06 Price Changed $164,000 MiRealSource-MiMLS
• 2025-12-05 Price Changed $164,000 REALCOMP
• 2025-10-09 Listed $174,900 MiRealSource-MiMLS
• 2025-10-08 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Listing Removed — REALCOMP
• 2025-10-08 Listed $174,900 REALCOMP
• 2025-09-04 Relisted — MiRealSource-MiMLS
• 2025-09-04 Relisted — REALCOMP
• 2025-09-04 Price Changed $179,000 MiRealSource-MiMLS
• 2025-09-04 Listing Removed — MiRealSource-MiMLS
• 2025-09-04 Listing Removed — REALCOMP
• 2025-09-04 Price Changed $179,000 REALCOMP
• 2025-09-03 Listed $129,000 REALCOMP
• 2025-09-02 Listed $129,000 MiRealSource-MiMLS
• 2007-08-31 Listing Removed — MiRealSource-MiMLS
• 2006-11-10 Listed $88,900 MiRealSource-MiMLS